Compare towns
Needham vs Beverly vs Needham vs Andover
Cost, people, housing, commute and schools, side by side, each benchmarked against Massachusetts.
What stands out worked out from the figures below
Beverly has the most renters (39.9% rent).
What matters to you?
Pick a few. We’ll pull those rows to the top and mark which town comes out ahead on each. There’s no overall score: what matters is up to you.
| Measure | Needham | Beverly | Needham | Andover |
|---|---|---|---|---|
| Your priorities | ||||
| People | ||||
| Population | 32,459Lowest |
42,665Highest |
32,459Lowest |
36,652 |
| Growth since 20102010 → 2020 census | +11.1%Highest MA: +7.4% |
+8%Lowest MA: +7.4% |
+11.1%Highest MA: +7.4% |
+10.1% MA: +7.4% |
| Median age | 43.1±1.6Highest 8% above MA |
39±1.8Lowest about the MA average |
43.1±1.6Highest 8% above MA |
42.9±1 7% above MA |
| Kids under 18 | 27.5%±2.2Highest MA: 19.4% |
18.5%±1.8Lowest MA: 19.4% |
27.5%±2.2Highest MA: 19.4% |
23.6%±1.8 MA: 19.4% |
| Age 65+ | 17.7%±1.7 MA: 17.9% |
19.4%±1.7Highest MA: 17.9% |
17.7%±1.7 MA: 17.9% |
16%±1.3Lowest MA: 17.9% |
| Beverly and Needham are within the Census margin of error here, so we can’t say which is really higher. | ||||
| Bachelor’s degree+adults 25+ | 81.9%Highest MA: 47.3% |
53.4%Lowest MA: 47.3% |
81.9%Highest MA: 47.3% |
75.6% MA: 47.3% |
| Enrolled in collegeshare of residents | 5.4%±1.1Lowest MA: 7.9% |
11.3%±0.8Highest MA: 7.9% |
5.4%±1.1Lowest MA: 7.9% |
8.1%±0.8 MA: 7.9% |
| Cost of living | ||||
| Household incomemedian | $214,308±$13kHighest 106% above MA |
$106,044±$7kLowest about the MA average |
$214,308±$13kHighest 106% above MA |
$172,606±$16k 66% above MA |
| Home valuemedian, owner-occupied | $1,188,500±$43kHighest 111% above MA |
$650,300±$13kLowest 16% above MA |
$1,188,500±$43kHighest 111% above MA |
$855,600±$22k 52% above MA |
| Rentmedian gross, monthly | $2,409±$183Highest 37% above MA |
$1,771±$106Lowest about the MA average |
$2,409±$183Highest 37% above MA |
$2,201±$129 25% above MA |
| Property taxmedian, yearly | $10,000+Highest at least 67% above MA |
$6,836Lowest 14% above MA |
$10,000+Highest at least 67% above MA |
$10,000+Highest at least 67% above MA |
| Renters paying 30%+of income on rent | 55.9%±8.5Highest MA: 51.8% |
55.5%±7.2 MA: 51.8% |
55.9%±8.5Highest MA: 51.8% |
39.7%±7.7Lowest MA: 51.8% |
| Below poverty line | 3.7% MA: 10% |
9.4%Highest MA: 10% |
3.7% MA: 10% |
2.9%Lowest MA: 10% |
| Housing | ||||
| Homeownersof occupied homes | 83.1%Highest MA: 62.5% |
60.1%Lowest MA: 62.5% |
83.1%Highest MA: 62.5% |
79.9% MA: 62.5% |
| Typical home builtmedian year | 1965 1 yr newer than MA |
1956Lowest 8 yrs older than MA |
1965 1 yr newer than MA |
1973Highest 9 yrs newer than MA |
| Getting to work | ||||
| Average commuteone way | 28 minLowest 5% below MA |
30 minHighest 3% above MA |
28 minLowest 5% below MA |
29 min about the MA average |
| Work from home | 32.4%±2.4Highest MA: 18.6% |
22.3%±2.4Lowest MA: 18.6% |
32.4%±2.4Highest MA: 18.6% |
30.4%±2.1 MA: 18.6% |
| Schools | ||||
| Public school scoresrank in state, math + reading | #19 of 282 in MA | #144 of 282 in MA | #19 of 282 in MA | #68 of 282 in MA |
| School district | — | Beverly | Needham | Andover · Greater Lawrence Regional Vocational Technical |
| High school in town | — | Beverly High | Needham High | Gr Lawrence Regional Vocational Technical |
| Students per teacherat that high school | — | 12.2 |
11.9Lowest |
12.8Highest |
| On TownTapestry | ||||
| Old photos in History | None yet | None yet | None yet | None yet |
MA average · Sources: U.S. Census Bureau, American Community Survey 5-year estimates 2020–2024; 2010 & 2020 decennial census; NCES Common Core of Data. “±” is the Census margin of error. Property tax is top-coded by the Census at $10,000+. School rank compares math and reading proficiency against the state average.